The purpose of this study is to analyse the combined heat and mass transfer of liquid film condensation from a small steam–air mixtures flowing downward along a vertical tube. Both liquid and gas stream are approached by two coupled laminar boundary layer. An implicit finite difference method is employed to solve the coupled governing equations for liquid film and gas flow together with the interfacial matching conditions. The effects of a wide range of changes of three independent variables (inlet pressure, inlet Reynolds number and wall temperature) on the concentration at exit tube, local Nusselt and Sherwood numbers, film thickness, accumulated condensate rate and temperature are carefully examined. The numerical results indicate that in the case of condensing a small concentration of vapours from a mixture, the resistance to heat and mass transfer by non-condensable gas becomes very intense. The comparisons of average Nusselt number and local condensate heat transfer coefficient with the literature results are in good agreement.